112 E 6th St · Staunton, IL 62088

$124,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 10 Days on market

Built 1978 0.75 ac lot Est $149k · 16% under ↓ 8% since listing

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.4/30.0
• ARV discount +14.7/15.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Room to Live, Work, and Store It All! This well-maintained 3 bedroom, 2 bath manufactured home offers comfortable single-level living with the bonus of exceptional outdoor space. Inside you’ll find a practical, easy-flow layout with updated flooring throughout the last two years, a new water heater (2025), and a roof approximately 10 years old—making this home truly move-in ready. Where this property really shines is outside. In addition to the home, you’ll find a detached 2-car garage plus a 28 x 36 pole building, offering outstanding space for vehicles, equipment, hobbies, workshop use, or storage. Whether you're a car enthusiast, need room for tools and toys, or simply

Key facts

• Solid foundation
• 0.75 acre lot
• Garage

Tags

• NATURAL GAS HVAC SYSTEM
• SOLID FOUNDATION
• GOOD-CONDITION ELECTRICAL
• GOOD-CONDITION PLUMBING
• THREE-YEAR-OLD APPLIANCES
• MASSIVE POLE BUILDING

Property features AI

Finance

• Other: Home warranty included; Seller may consider concessions; Lease not considered

Exterior

• Parking: Detached garage (24x28); Driveway parking; Aggregate parking surface; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected (electric service listed as Other); Cable available; Phone available; Water connected; Sewer connected
• Home design: Manufactured home (single story)
• Construction: Vinyl siding
• Exterior features: Level lot; Other structures include garages

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One fireplace
• Laundry & utility: Washer and Dryer located in the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $49 ($585/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (10.8% below list).
• Recommended offer: $111k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.7% in Staunton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#1,073 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Staunton CUSD 6 (town): math 22% / reading 28% proficiency, ranked #323 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Staunton Elem School (math 23% / reading 28%, grade F, #829 of 2,056 statewide, top 41%, 563 students, 0% FRL); Staunton Jr High School (math 21% / reading 29%, grade F, #327 of 665 statewide, top 50%, 243 students, 0% FRL); Staunton High School (math 22% / reading 22%, grade F, #319 of 693 statewide, top 50%, 411 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 35 active listings in the ZIP; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Macoupin County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $111,445 (10.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $148,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 W Mill St	0.50mi	3/1.5	1,220 (-2%)	3mo	$150,000	$123	68
812 W Mill St	0.53mi	3/1.0	1,231 (-1%)	3mo	$170,000	$138	67
302 S Hackman St	0.60mi	2/1.0 (-1)	1,247 (-0%)	0mo	$148,000	$119	63
518 S Madison St	0.30mi	3/1.5	1,410 (+13%)	2mo	$198,000	$140	61
402 E Macoupin St	0.59mi	3/1.0	1,260 (+1%)	8mo	$149,900	$119	60
706 S Hibbard St	0.26mi	3/1.0	1,400 (+12%)	6mo	$149,000	$106	59
311 S Hibbard St	0.39mi	3/1.5	1,410 (+13%)	4mo	$199,900	$142	55
821 W Mill St	0.57mi	2/1.0 (-1)	1,150 (-8%)	3mo	$135,000	$117	49
615 E Macoupin St	0.68mi	2/1.0 (-1)	1,306 (+5%)	5mo	$129,900	$99	47
1032 W Pearl St	0.69mi	2/1.5 (-1)	1,150 (-8%)	6mo	$109,900	$96	43
202 E Olive St	0.65mi	3/1.0	1,085 (-13%)	3mo	$145,000	$134	41
203 E Pennsylvania St	0.73mi	2/1.0 (-1)	1,100 (-12%)	7mo	$104,000	$95	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-17,137
• Equity at exit: $18,623

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-10,935
• Equity at exit: $10,799

Cash invested: $34,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62088

• Home prices YoY: -21.7%
• Active inventory: 35
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $49

Break-even live

Break-even rent $1,053

Max offer price $124,900

Occupancy floor 91%

Sensitivity live

Price	-10% $119	-5% $84	+0% $49	+5% $13	+10% $-22
Rent	-10% $-39	-5% $5	+0% $49	+5% $93	+10% $137
Rate	-1.0pp $112	-0.5pp $81	base $49	+0.5pp $16	+1.0pp $-17

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $124,900 Active 10 DOM
2. 2026-06-21
   days on market $124,900 Active 9 DOM
3. 2026-06-18
   days on market $124,900 Active 7 DOM
4. 2026-06-17
   days on market $124,900 Active 6 DOM
5. 2026-06-16
   days on market $124,900 Active 5 DOM
6. 2026-06-15
   days on market $124,900 Active 4 DOM
7. 2026-06-13
   days on market $124,900 Active 2 DOM
8. 2026-06-12
   pricestatusdays on marketlisting id $124,900 Active 1 DOM
9. 2026-04-30
   status Pending
10. 2026-04-15
    status Active
11. 2026-03-31
    status Pending
12. 2026-03-14
    price $138,000
13. 2026-02-12
    listed $149,900 Active
14. 2026-02-10
    historical $149,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,496 · $125/mo
• Projected year-2 tax: $2,165 · $180/mo
• Expected delta: +$670/yr (+$56/mo · 44.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,373
• − Mortgage interest: −$6,996
• − Property taxes: −$1,496
• − Insurance: −$624
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$3,633
• Taxable loss: −$1,516
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $949/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Staunton CUSD 6
• NCES district ID: 1737590
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $49,408
• Composite: 21.98/100
• National rank: #8211
• State rank: #323 of 620 in IL

Livability — Staunton

• Score: 59/100
• State rank: #1073
• US rank: #20495

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Staunton, IL
• City population: 6,482
• Population (ZIP): 6,482

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · South Korea, China
• Languages at home: 97% English-only · Korean 1% Chinese 1%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.97%
• Current HPI: 195.0059
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

-7.9% since first listed

6 events — show timeline

• 2026-04-30 Pending — MARIS as Distributed by MLS Grid
• 2026-04-15 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-31 Pending — MARIS as Distributed by MLS Grid
• 2026-03-14 Price Changed $138,000 MARIS as Distributed by MLS Grid
• 2026-02-12 Listed $149,900 MARIS as Distributed by MLS Grid
• 2026-02-10 Coming Soon $149,900 MARIS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2024): $1,496 · +26.4% YoY. Source: county tax records.